Mixed-Use Commercial and
For Sale
$1,499,999
870 Main Street, Hopewell Junction, NY 12533
Commercial Sale, Hopewell Junction, NY
Property Size7,612 SF
Lot Size0.53 Acres
Price / SF$197.06
Days on Market129
Property Features for 870 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
HC
Rooms
Basement
Parking
25
Parking features
Parking Lot
Security features
Security System
Basement
Full
Lot features
Corner Lot, Paved
Standard status
Active
APN
132800-6457-01-382642-0000
Lot size
0.53 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
24958
Utilities
Sewer type
Public Sewer
Heating system
Oil
Cooling system
Central Air
Water source
Public, Well
Building Details
Year built
1900
Floors in Building
2
Building materials
Frame
Additional Structures
Residence
Listing Agency:
Curasi Realty, Inc.
(845) 457-9174
Listed By:
Ann M OBrien · License #30OB0906991
(845) 661-0537
Added: Apr 13
Changed: Aug 19
Last Checked: Aug 19 at 10:06PM
MLS# 963985
Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property combines a commercial building with a two-story detached single-family residence on one lot. The commercial building includes a superette with municipal water and private sewer, ADA accessibility, two loading docks, and a side delivery entrance. Ample parking is provided on both sides of the building. The residence is a 2,386 sf colonial featuring two bedrooms with space to make a third bedroom, and two bathrooms, along with a walkout basement. Reported home features include central air, baseboard heating, a standby generator, hardwood floors, custom trim, and a front porch.
The property is located in the center of town on Main Street and sits on 0.53 acres. It is zoned Highway Commercial (HC). The listing notes proximity to Route 376 and convenient access to major regional highways including I-84 and the Taconic State Parkway.
The property is located in the center of town on Main Street and sits on 0.53 acres. It is zoned Highway Commercial (HC). The listing notes proximity to Route 376 and convenient access to major regional highways including I-84 and the Taconic State Parkway.
Key Highlights
- Mixed‑use property on Main Street in Hopewell Junction, NY: 7,612 SF commercial building plus a 2,386 SF colonial home on 0.53 acres
- Highway Commercial (HC) zoning on the same lot, with both commercial and residential structures included
- Commercial building features parking on both sides, two loading docks, and a side delivery entrance with ADA accessibility
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$137,824
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
9.19%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,756,480
$2.8M
Cap Rate 7%
$1,968,914
$2.0M
Cap Rate 9%
$1,531,378
$1.5M
Market Conditions
NOI Build-Up for 7,612 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$191.8K $25.20/SF
− Vacancy
−$8.1K −$1.06/SF
EGI
$183.8K $24.14/SF
− OpEx
−$45.9K −$6.04/SF
NOI
$137.8K $18.11/SF
Area
Dutchess County, NY
Vacancy
4.20%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,756,480
Cap Rate 7%
$1,968,914
Cap Rate 9%
$1,531,378
Alternative Uses
Best Use
Specialty Retail
$1.97M
$1.72M – $2.30M
NOI $137,824 @ 7.0% cap · market cap 9.19%
Second Best
Apartment 5plus
$1.87M
$1.63M – $2.18M
NOI $130,773 @ 7.0% cap · market cap 8.72%
Theoretical Best
Office A
$2.29M
$2.00M – $2.67M
NOI $160,394 @ 7.0% cap · market cap 10.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Dock-high doors
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
103
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 12533, NY
26,147
Population
9,419
Households
2.8
Avg Household Size
43
Median Age
46%
College-Educated
94%
High-School Grad
48.9 sq mi
ZIP Area
535
Density / Sq Mi
$134,950
Median Household Income
$62,376
Median Earnings
$1,643
Median Rent
$440,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Highway Commercial (HC) mixed-use property with a 7,612 sf commercial building, ample side-by-side parking, and an attached rental home.
Where is this grocery and convenience store located?
The property is located at 870 Main Street Hopewell Junction, NY.
What is the asking price?
The asking price for this property is $1,499,999.
What are key features of this property?
This property features: Mixed‑use property on Main Street in Hopewell Junction, NY: 7,612 SF commercial building plus a 2,386 SF colonial home on 0.53 acres; Highway Commercial (HC) zoning on the same lot, with both commercial and residential structures included; Commercial building features parking on both sides, two loading docks, and a side delivery entrance with ADA accessibility
